51 Avenue A · Hamlin, TX 79520

$42,999

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 145 Days on market

Built 1930 0.54 ac lot $33/sqft · 47% below area Est $81k · 47% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

LARGE CORNER LOT! We just listed this fixer upper that is located on a nice corner lot. The home features 2 bedrooms and 2 baths. There are 3 lots together making up approximately a half-acre of land! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Half-acre of land
• Corner lot
• 0.54 acre lot

Tags

• CORNER LOT
• HALF-ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#747 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Hamlin ISD (rural): math 26% / reading 31% proficiency, ranked #666 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hamlin Collegiate El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 232 students, 78% FRL, charter); Hamlin Collegiate H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 186 students, 60% FRL, charter).
• Market conditions: 15 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($297 loan paydown + $2k appreciation (5.4% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.50% ✓
• Cap rate: 21.96%
• Cash-on-cash: 55.95%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $81,121
• List price: $42,999
• Delta: -46.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Avenue A	0.00mi	2/2.0	1,320 (0%)	1mo	$42,999	$33	99
444 NW Avenue E E	0.53mi	3/1.0 (+1)	1,322 (+0%)	5mo	$65,000	$49	62
38 Avenue G	0.60mi	3/2.0 (+1)	1,388 (+5%)	1mo	$124,500	$90	58
735 NW F Ave	0.67mi	3/2.0 (+1)	1,272 (-4%)	2mo	$70,000	$55	56
610 NW 7th St	0.68mi	3/2.0 (+1)	1,354 (+3%)	13mo	$115,000	$85	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.6%
• Equity multiple: 4.88×
• Total profit: $46,707
• Equity at exit: $25,468

10-year hold

• IRR: 61.0%
• Equity multiple: 10.12×
• Total profit: $109,858
• Equity at exit: $44,892

Cash invested: $12,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79520

• Home prices YoY: 4.6%
• Active inventory: 15
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $561

Break-even live

Break-even rent $366

Max offer price $42,999

Occupancy floor 43%

Sensitivity live

Price	-10% $586	-5% $573	+0% $561	+5% $549	+10% $537
Rent	-10% $476	-5% $519	+0% $561	+5% $604	+10% $646
Rate	-1.0pp $583	-0.5pp $572	base $561	+0.5pp $550	+1.0pp $539

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending 429-char remark

   Show marketing remark (429 chars)

   LARGE CORNER LOT! We just listed this fixer upper that is located on a nice corner lot. The home features 2 bedrooms and 2 baths. There are 3 lots together making up approximately a half-acre of land! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

2. 2026-04-02
   status Active 429-char remark

   Show marketing remark (429 chars)

   LARGE CORNER LOT! We just listed this fixer upper that is located on a nice corner lot. The home features 2 bedrooms and 2 baths. There are 3 lots together making up approximately a half-acre of land! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

3. 2025-12-27
   status Pending 429-char remark

   Show marketing remark (429 chars)

   LARGE CORNER LOT! We just listed this fixer upper that is located on a nice corner lot. The home features 2 bedrooms and 2 baths. There are 3 lots together making up approximately a half-acre of land! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

4. 2025-09-05
   listed $42,999 Active 429-char remark

   Show marketing remark (429 chars)

   LARGE CORNER LOT! We just listed this fixer upper that is located on a nice corner lot. The home features 2 bedrooms and 2 baths. There are 3 lots together making up approximately a half-acre of land! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $553 · $46/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$234/yr (+$19/mo · 42.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,924
• − Mortgage interest: −$2,409
• − Property taxes: −$553
• − Insurance: −$215
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,251
• Taxable income: $6,428
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,193/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hamlin ISD
• NCES district ID: 4822260
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $40,729
• Composite: 24.06/100
• National rank: #7763
• State rank: #666 of 826 in TX

Livability — Hamlin

• Score: 64/100
• State rank: #747
• US rank: #13794

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamlin, TX
• City population: 2,576
• Population (ZIP): 2,576

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 32% Two or more races 21% Black 2%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Hungarian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.42%
• Current HPI: 123.4254
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

4 events — show timeline

• 2026-05-04 Pending — HARMLS
• 2026-04-02 Relisted — HARMLS
• 2025-12-27 Pending — HARMLS
• 2025-09-05 Listed $42,999 HARMLS

Property tax history

+0.9%/yr

Latest (2025): $553 · -67.2% YoY. Source: county tax records.